Downtown Jamestown Economic Development

Transcription

Downtown Jamestown Economic Development Strategy
Final Report
August 2015
Table of Contents
I.
Introduction
3
II.
Downtown Context
4
III.
Economic Overview: Population and Employment
7
IV.
Tourism Overview
10
V.
Real Estate Overview
13
VI.
Summary of Economic & Market Conditions
24
VII. Analysis and Strategy
30
VIII. Overview of Tenant Recommendations
31
IX.
49
Physical and Urban Design Analysis
Page 2 | August 2015
Introduction
In preparation for the opening of the National Comedy Center in Jamestown, New York, the Gebbie
Foundation engaged AECOM Technical Services, Inc. (AECOM) to evaluate strategic economic
development opportunities downtown that would help maximize the economic impact of the
National Comedy Center in downtown.
As part of our assignment, we conducted the following tasks:
•
Reviewed recent planning documents completed for Jamestown development and the National
Comedy Center, including Completed Studies:
−
Jamestown Urban Design Plan (Goody Clancy, 2006);
−
City of Jamestown Traffic and Streetscape Enhancement Plan (Bergmann Associates, 2008);
−
Neighborhood Study – Reinvesting in Itself (czbLLC, 2010);
−
Jamestown Brand Print (North Star Destination Strategies, 2010);
−
Business Mix Study (W-ZHA, LLC, 2011)
•
Interviewed 22 public and business stakeholders associated with Downtown Jamestown
revitalization and development efforts.
•
Inspected Downtown Jamestown and evaluated specific sites and buildings for development
opportunity.
•
Reviewed and analyzed existing conditions and market conditions, including the performance of
downtown Jamestown, considering hotel occupancy, residential development, retail demand,
hotel demand.
Downtown Context
The City of Jamestown was a vibrant urban
center in the in the 1930’s with a population
of just over 45,000. Since that time, like
many rust-belt cities, Jamestown has steadily
lost population due to a number of factors
including loss of industry, outmigration of
residents to warmer climates and greater
opportunities for employment with higher
compensation. As a result, the City now
stands at 31,146 people with a significant
inventory of older, underutilized and vacant
buildings.
Even though this is a common story among
cities in small upstate cities, Jamestown
possesses two unique and powerful tools
that have begun to make a positive impact
on
the
economic
and
community
development of the City. The first is a strong
spirit of collaboration between the public and
private sector, and the second is the
existence of over 10 local foundations.
Downtown Context (continued)
Together, these two factors have resulted in a number of redevelopment projects with strategic investment:
•
Jamestown Savings Bank Arena – $21 million multipurpose arena opened in 2002, with dual ice pads,
walk/running track, and restaurant/bar areas. Beyond hockey and ice-skating, the Arena hosts events such
as Jay Leno and Jerry Seinfeld performances, roller derby events, wedding receptions, and conventions.
•
Best Western Plus Downtown – $3 million, 61-room, private investment adjacent to the Arena.
•
BWB Professional Office Center – Premier $7.25 million office building adjacent to the Arena.
•
Renaissance Square – Public space adjacent to BWB and Arena for performances and events.
•
Winter Garden Plaza – Former site of a vacant movie theater, redeveloped in 2010 as a pocket park used
for outdoor movie showings and other community events.
•
Wellman Apartments – $7.4 million restoration of two vacant buildings to house 44 market-rate apartments.
Completed in July 2012.
•
Gateway Train Station – $14 million restoration of the historic Erie-Lackawanna Railroad Station that will be
the future home of the National Comedy Center.
•
Dr. Lillian Vitanza Ney Renaissance Center – Renovated in 2010, currently houses the Jamestown
Renaissance Corporation and offers public space for meetings and social events.
•
Jamestown Renaissance Corporation – A non-profit corporation formed in 2006 through private-public
partnerships to support the development and implementation of revitalization strategies in downtown.
•
Lynn Building – Former Federal Building, the 65,800 square foot multi-level structure has been renovated to
house professional offices and non-profit tenants.
•
Façade Restoration – Over 30 historic facades have been renovated since 2008.
•
Alley Enhancement Projects – 7 alleyways have been restored (2008-2013) making them safer for
pedestrian traffic.
Downtown Context (continued)
There are a number of projects currently under development downtown:
•
Construction of a $19.5 million National Comedy Center includes the repurposing of two buildings and
new construction adjacent to the Arena and other west-side developments.
•
Development of the area around the river, including the municipal Riverwalk, landscaping, Comedy
Park, two pedestrian bridges connecting the north and south sides of the Chadakoin River, and trail
connections to Chautauqua Lake.
•
Exploration of passenger rail service between Jamestown and Buffalo.
•
Improvements by the Reg Lenna Center for the Arts to their portion of the Arts District. A Master Plan
to reorganize their 7 buildings has been professionally developed to maximize revenue streams,
efficiencies and amenities to the public. Realization of the Plan will result in a $4 million investment in
the east-side of Jamestown, scheduled for completion in 2019. The historic theater hosts events for
the annual LucyFest, a variety of professional performances, movies, and community events.
•
Renovation of the former Ramada by the Hamister Group to develop a 144-room Double Tree.
•
$1.2 million renovation of the M & T Bank Building in the center of the business district.
There are also a number of citywide events, including the Christmas Parade, Riverwalk Festival,
LucyFest, Motor Mayhem, and the Farmers’ Market.
Total Population, 1990-2040
Economic Overview –
Population Trends
•
•
•
•
Chautauqua County
141,900
Total population in the region, including
Chautauqua, Cattaraugus, and Allegany
counties, has declined in the last 25
years from 142,000 in 1990 to 132,000 in
2015.
This population is expected to continue
slightly declining over the next 20 years.
While the city of Jamestown has also
declined slightly, its share of County
population has increased, and is
expected to be over 23 percent in 2020.
The best estimate of Downtown
Jamestown population is approximately
1,000 in 2015.
Cattaraugus County
63,500
43,600
48,000
2000
2005
2010
2015
2020
2025
2030
2035
2040
Total Population Growth Rate (CAGR), 1990-2040
1990-2000 2000-2010 2010-2015 2015-2020 2020-2040
Chautauqua County
-0.2%
-0.3%
-0.4%
-0.4%
-0.7%
Cattaraugus County
0.0%
-0.5%
-0.5%
-0.6%
-0.9%
Allegany County
-0.1%
-0.2%
-0.4%
-0.3%
-0.4%
Total
Source: Cornell University, AECOM
-0.1%
-0.3%
-0.4%
-0.5%
-0.7%
City of Jamestown to County Comparison, 2000-2020
250,000
22.7%
200,000
100,000
50,000
0
31,700
2000
City of Jamestown
23.4%
23.1%
139,600
150,000
112,900
78,300
50,500
1990
Projected
132,000
84,200
Allegany County
20.0%
134,800
31,100
25.0%
129,100
10.0%
30,200
2010
Chautauqua County
15.0%
5.0%
0.0%
2020
% Total
Demographics
Median Household Income, 2015
$58,048
•
The Jamestown region has lower income and
education levels than state and national
averages.
•
Income levels in the Jamestown and in the
area within a 30 mile radius of downtown are
below statewide and national averages. The
median household income for residents in the
30 mile region is $41,000, compared to
$58,000 in New York State and $53,000 for the
United States.
•
•
Age distribution in the city of Jamestown is
slightly younger than state averages, with a
higher percentage of young children and fewer
adults between the ages of 35 to 65. The 30
mile area has a high percentage of people
above 65. This could imply that the area is
attractive for young families and retirees.
Jamestown has lower education levels than
state national averages with approximately 30
percent of the population with college and
advanced degrees as compared to 38 percent
in the United States.
$31,074
City of Jamestown
0-30 miles
New York State
US
Age Distribution, 2015
16.0%
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
0-4
5 - 9 10 - 14 15 - 19 20 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85+
City of Jamestown
0-30 miles
New York State
US
Population 25+ by Educational Attainment, 2015
City of Jamestown
0-30 miles
New York State
14.1%
10.8%
14.2%
Source: ESRI, AECOM
43.3%
US
30.9%
No High School degree
$53,217
$41,305
35.2%
13.1%
Asso/Bach/Grad degrees
38.2%
Employment
•
•
•
•
Annual Total Employment 2000-2014 ('000s)
70
Total employment in Chautauqua County has
declined moderately in the last 15 years,
from 59,400 in 2000 to 52,300 in 2014.
Total employment in the county is a broad
mix of industries, including Trade,
Transportation, Utilities, Manufacturing,
Government, Education and Health Services,
and Leisure & Hospitality.
Total employment in the Western New York
region overall has fared better, with minimal
decline in Cattaraugus county and growth in
Allegany county.
The State Department of Labor projects
growth in employment for the broader
Western New York region (includes Allegany,
Cattaraugus, Chautauqua, Erie and Niagara
counties) of 7.5 percent by 2022, or an
increase of 52,320. This is positive and an
opportunity for Jamestown to attract
weekend visits from the broader region.
60
59.4
52.3
50
40
34.2
33
30
20
18.8
16.7
10
0
Chautauqua
Cattaraugus
Allegany
2015 Chautauqua County Employment by Industry
Education and Health
Services
15%
Professional and
Business Services
7%
Leisure and
Hospitality
11%
Other Services
6%
Government
20%
Financial Activities
3%
Information
1%
Trade,
Manufacturing
Transportation, and 17%
Utilities
17%
Natural
Resources,
Mining and
Construction
3%
Tourism Trends
•
•
•
To understand the size and nature of the Jamestown tourist
market, AECOM reviewed surveys and demographic data
provided by the Chautauqua County Convention and Visitors
Bureau. The latest available survey results were compiled
from an elective survey of those who requested marketing
materials. This information is not reliably indicative of total
visitation to the region, but is included here for insight into the
nature of the visitor market.
Number of Previous Visits, 2014
36.9
23.4
15.3
10.5
Since visitor volume estimates are not available, AECOM
conducted a separate visitor calculation as part of the Market
Analysis for the National Comedy Center based upon a hotel
analysis using accommodations inventory, available surveys,
and hotel occupancy data. We estimate that annual visitation
to the region is approximately 730,000.
When asked about the number of previous visits to the
region, over 35 percent of all respondents had been more
than 5 times, suggesting that Jamestown is a repeat
destination for many.
Visitation to the region is seasonal, with most visitation
occurring between July and August. Peaking has declined
over the years, although the county still receives nearly 40
percent of visitation in July and August (compared to over 50
in 1994).
One
Two
7.5
6.4
Three
Four
5+
Not
applicable
Chautauqua County Visitors by
Month, 1994- 2007
30
25
20
Percent
•
15
10
5
0
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
1994
1997
2000
2004
2007
Tourism Trends
•
•
Age Distribution (% Questionnaire
Respondent), 2014
Income levels among survey respondents was
relatively high with nearly 30% of total
indicating annual household income levels
greater than $100,000.
36.1
26.3
23.6
The age distribution of survey respondents was
between the ages of 45 and 64.
11
2.8
0.2
18-24
25-34
35-44
45-54
55-64
65+
Annual Household Income Distribution
(%), 2014
27.9
24.2
20.2
19.8
5.6
2.2
$0 - $15,000
$15,001 $30,000
$30,001 $50,000
$50,001 $75,000
$75,001 $100,000
$100,001 +
Tourism Trends
•
•
The most popular activities and
destinations include dining facilities, the
lake or other waterway, shopping and
antique locations, wineries, and the
Chautauqua Institution.
Driving tours, beach or park area,
attractions, festivals or fairs, and
museums and historical sites were also
indicated as popular activities.
Activity Profile: Interests/Assets Utilized, 2014
cross country ski area
2
other trail use (equestrian)
2.2
snowmobile trail
2.5
college campus
5
other
5.9
downhill ski area
6.9
golf course(s)
13.6
visit to Amish areas
19.3
marinas / boating services
21
art gallery or exhibit
21.3
fishing areas
23.8
brewery
23.8
hiking trails / canoe routes
23.8
concert or performance
29
historical site / museum
31.2
festival or fair
33.2
other area attractions
36.1
beach or park area
37.6
driving tour / sight-seeing
48.5
Chautauqua Institution
53.7
wineries
55.2
shopping / antique locations
65.3
lake or waterway
66.3
dining facilities
73.8
0
10
20
30
40
50
60
70
80
Real Estate Overview – Retail
•
Total retail sales in Chautauqua County have increased since 2002 at an average annual rate of 2.2
percent, growing rapidly in the last two years after declining through the recession. Sales at food
places grew 3.7 percent annually, performing well through the recession.
•
On a per capita basis retail and food places sales have also increased, at an annual rate of 2.5 and
4.1 percent respectively, which indicates that spending has increased more than inflation.
Total Retail Sales 2002/3 - 2013/4 ('000s)
1,000,000
Retail Store Sales Growth Rate (year over
year), 2003/4-2013/4
Per Capita Retail Sales 2002/3 2013/4
40%
$8,000
800,000
30%
$6,000
600,000
400,000
$4,000
200,000
$2,000
0
$0
20%
10%
0%
-10%
-20%
Chautauqua
Cattaraugus
Allegany
Chautauqua
Food Places Sales 2002/3 - 2013/4 ('000s)
Chautauqua
Allegany
150,000
$1,500
100,000
$1,000
50,000
$500
Cattaraugus
Allegany
Food Places Sales Growth Rate (year over
year), 2003/4-2013/4
Per Capita Food Places Sales 2002/3 2013/4
200,000
0
Cattaraugus
15%
10%
5%
0%
$0
-5%
-10%
Chautauqua
Cattaraugus
Allegany
Chautauqua
Cattaraugus
Allegany
Chautauqua
Cattaraugus
Allegany
Real Estate Overview –
Retail
$9,000
•
$8,000
•
Per Capita Retail Sales by County, 2013/14
$8,038
Per capita retail sales in
Chautauqua County were close
to $6,300, which is slightly below
Cattaraugus County and much
higher than Allegany County.
$7,000
$6,265
$1,109
$1,157
$5,605
$6,000
The largest per capita sales
categories for Chautauqua
County were Motor Vehicles and
Parts, General Merchandise, and
Food Places.
$5,000
$1,625
$1,202
$571
$4,000
$3,000
$2,000
$1,000
$0
$1,533
$1,611
$1,582
Chautauqua
Cattaraugus
Allegany
Food Places
Nonstore Retail
Miscellaneous Retail
General Merchandise
Sporting Goods, Hobby, Book and Music Stores
Clothing (excluding local sales)
Gasoline Stations
Health and Personal Care
Food and Beverage Stores
Building Materials and Garden Equipment
Electronics and Appliances
Furniture and Home Furnishings
Motor Vehicles and Parts
$629
Retail
•
•
•
•
Chautauqua County Retail Inventory and Lease Rate,
2007 -2-15
The total rental building area (RBA)
in Chautauqua County has grown
6.6 percent since 2007 for a total of
6.7 million square feet in 2015.
7,000,000
$12.00/nnn
6,000,000
$10.00/nnn
The average lease rate for retail
space has varied over the years, but
is slightly down at $7.26 per square
foot in 2015, compared to $7.88 in
2007.
2,000,000
5,000,000
$6.00/nnn
3,000,000
$4.00/nnn
1,000,000
$2.00/nnn
0
$0.00/nnn
Total RBA
Vacancy rates have remained steady
since 2007, fluctuating within 5.1 and
7.4 percent.
Commercial lease rates in downtown
range from $4 to $15 per SF for
premium office space. The average
lease rate is between $7 and $9 per
square foot.
$8.00/nnn
4,000,000
Chautauqua County Retail Vacancy Rate, 20072015
8.0%
7.0%
6.0%
5.0%
4.0%
3.0%
2.0%
1.0%
0.0%
Source: Costar
Lease Rate
•
Retail locations are spread throughout
Jamestown and Lakewood with clusters
around major thoroughfares including Fairmont
Avenue, Washington Avenue and Main Street.
•
Downtown includes approximately 20 retail
stores in a wide mix of retail categories
including convenience, furniture, gift, hobby,
jewelry, and sporting goods.
•
The Frame and Glass Shoppe
Chautauqua Music
There are several empty retail spaces
downtown that have been challenging to fill.
Retail Stores: Jamestown and Downtown
Marker number indicates number of places
•
Jamestown has a fairly strong existing concentration of
restaurant activity in a relatively small area downtown.
•
Restaurant activity downtown has been strong recently
with several new openings including Havana Cuban
Café & Pizzeria, Landmark Restaurant and Fresco’s
Pizza & Wings.
•
The existing restaurant cluster is not located near the
National Comedy Center with gaps in blocks
immediately adjacent to the National Comedy Center.
Food Places: Jamestown and Downtown
Note: Marker number indicates number of places
Real Estate Overview – Hotel
•
•
•
Chautauqua County has 31 hotel properties with 1,578
rooms. Jamestown has 5 hotels, with an average of 70
rooms each, most of which are upper midscale class
(see detailed table on next page).
Existing hotels are highly seasonal, with occupancy
rates over 70 percent during the summer months, and
below 40 percent in the winter. Hotels that depend
solely on lake activity are frequently closed during the
off-season.
Anecdotally, we’ve heard that the Best Western
downtown performs much better with higher occupancy
rates and very little discounting.
•
In 2015 a new Holiday Inn Express and Suites opened
near the Hampton Inn Suites near the interstate, and
may indicate a healthy submarket in Jamestown. The
location, however pulls people away from downtown.
•
Recently the Hamister Group, a developer from Buffalo,
paid $2 million for the former Ramada property
downtown and has obtained the Double Tree flag. In its
current configuration, the property includes 144 rooms.
Average Annual Chautauqua County Hotel
Rooms, 2000-2015
600
500
400
300
200
100
0
Economy Class
Midscale Class
Upper Midscale Class
Upper Upscale Class
Upscale Class
Chautauqua County Hotel Occupancy (%),
2009-2015 YTD
90.0
80.0
70.0
60.0
50.0
40.0
30.0
20.0
10.0
0.0
2009
2013
Source: Smith Travel Research
2010
2011
2014
2015
2012
Chautauqua County Hotel Properties
Name of Establishment
Spencer Hotel
White Inn
Summer House Inn
Closed Bemus Point Lakeside Cottages
Closed Sunny Vineyard Hotel
Webb`s Lake Resort
Budget Inn
Dunkirk Motel
Hoilday Motel
Days Inn Fredonia Dunkirk
The Inn @ The Peak
Pine Hill Cottages & Motel
Closed Colonial Squire Motel
Closed - Ramada Jamestown
Comfort Inn Jamestown
Red Roof Inn Jamestown Falconer
Clarion Hotel Marina & Conference Center Dunkirk
Comfort Inn Dunkirk
Best Western Plus Dunkirk & Fredonia Inn
Holiday Inn Express & Suites Findley Lake I 86
Best Western Plus Downtown Jamestown
Hampton Inn Suites Jamestown NY
Chautauqua Stes Mtg & Expo Ctr
Holiday Inn Express & Suites Jamestown
Hotel Lenhart
Athenaeum Hotel
Closed St Elmo Hotel
Southshore Motor Lodge
Americas Best Value Inn Jamestown
Closed Woodlawn Motor Inn
Closed Red Coach Inn
City & State
Chautauqua, NY
Fredonia, NY
Chautauqua, NY
Bemus Point, NY
Dunkirk, NY
Mayville, NY
Falconer, NY
Dunkirk, NY
Westfield, NY
Fredonia, NY
Clymer, NY
Ashville, NY
Ripley, NY
Jamestown, NY
Jamestown, NY
Falconer, NY
Dunkirk, NY
Dunkirk, NY
Dunkirk, NY
Findley Lake, NY
Jamestown, NY
Jamestown, NY
Mayville, NY
Jamestown, NY
Bemus Point, NY
Chautauqua, NY
Chautauqua, NY
Dunkirk, NY
Jamestown, NY
Jamestown, NY
Lakewood, NY
Class
Upscale Class
Midscale Class
Economy Class
Economy Class
Economy Class
Midscale Class
Economy Class
Economy Class
Economy Class
Economy Class
Upper Upscale Class
Economy Class
Economy Class
Midscale Class
Economy Class
Upscale Class
Midscale Class
Upper Upscale Class
Economy Class
Economy Class
Economy Class
Economy Class
Economy Class
Aff Date Open Date Rooms
Jan 2000
Jun 1908
24
Jun 1919
Jun 1919
23
Jun 1945
Jun 1945
22
Jul 2005
Jun 1950
0
Aug 2001 Aug 1963
0
Jun 1965
Jun 1965
52
Jun 1968
Jun 1968
25
Apr 2000
Jun 1970
48
Jun 1970
Jun 1970
18
Jun 1989
Jul 1971
135
Jun 1994
Jun 1973
140
Jun 1976
Jun 1976
20
Sep 2006 Jun 1978
0
Mar 2014 Mar 1979
0
Feb 1986 Feb 1986
99
Mar 2000 Mar 1987
78
Dec 2005 Jun 1989
127
Oct 1995 Oct 1995
59
Mar 2011 Sep 1999
61
Jul 2001
Jul 2001
85
May 2011
Jul 2003
61
Jul 2006
Jul 2006
71
Jul 2007
Jul 2007
91
May 2015 May 2015
65
n/a
n/a
53
n/a
n/a
156
Jun 2001
n/a
0
n/a
n/a
20
Feb 2007
n/a
45
Jun 2001
n/a
0
Dec 1999
n/a
0
•
•
This, combined with low occupancy rates
suggest limited demand from a countywide
and regional perspective. However, many of
the properties in the inventory are also very
old, which is likely pulling down average
daily room rates and other metrics.
•
There are also reportedly two small boutique
hotel projects in informal planning for
downtown, on 4th Street and 2nd Street,
which could be developed in the next 5
years.
•
Chautauqua County 2009-2015 Average ADR ($)
The average daily rate (ADR) and revenue
per available room (RevPAR) in the county
are relatively low, ranging from $85 to $102
and $29 to $74 respectively.
The Double Tree addition downtown should
accommodate all hotel demand required in
the near term. Any new hotel properties
would need be a differentiated, specialty
product.
$102 $102
$86
$91
$89
$86
$91
$91
$86
$85
$87
Chautauqua County 2009-2015 Avg RevPAR ($)
$74
$54
$29
$37
$36
$38
$45
$94
$72
$48
$49
$38
$31
Housing
•
•
•
•
Chautauqua County Housing Inventory and Asking
Rents, 2000-2015
Chautauqua County has approximately
2,000 housing rental units, with average
asking rental rates between $700 and
$900 in recent years.
The vacancy rate for housing units has
fallen to 3.8 percent in 2015, from 7.5
percent in 2000.
While no data is available on housing
market conditions downtown, our
research and interviews indicate that
market rate housing developments
downtown, while small in scale, have
performed relatively well, with high
occupancy rates.
Residents in these housing
developments include a wide variety of
demographics, from younger
professionals who want to live
downtown to families to nurses and
medical workers.
2,500
$1,000
$900
2,000
$800
$700
1,500
$600
$500
1,000
$400
$300
$200
500
$100
$0
0
Units
Chautauqua County Housing Vacancy Rate, 20002015
18.0%
16.0%
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Source: Costar
Asking Rent Per Unit
Real Estate Overview – Housing
Overall performance of downtown housing is good, with strong
occupancy and a professional tenant mix. Rental rates range from
$400 to $1000.
•
Wellman Building (3rd and Cherry)- Occupancy in the Wellman
building is strong with 86 percent of the 44 residential units in
this upscale building occupied. Tenants are primarily
professionals (60 percent) from the medical community,
engineers, and other professionals. Rental rates for these units
ranges from $335 -$1000. Furnished corporate apartments
used by major regional employers for short term occupancy (6
months to 2 years) are a growing part of the business and
strategy. To better accommodate these engineers and
professionals, the building has upgraded technology and wiring
capacities. One of two storefronts on the ground floor remains
vacant and has been a challenge to fill.
•
Ellicott Building (Pine Street)- This mixed use development
includes 11 apartments and ground floor retail spaces.
Residential has been fully occupied since opening, with quick
turnover between tenancies. Rental rates are from $500 $1000.
Real Estate Overview – Office
•
•
•
The office market in downtown is somewhat
challenging with limited demand, although there
are some success stories including Digitell and
The Connection.
The office inventory is generally not in good
physical conditions and largely obsolete by
contemporary office standards. There is an
opportunity to create nicely designed,
contemporary space with charm due to the
historic buildings, but current office rents cannot
support the development costs required to
renovate.
There are a number of major companies in the
region including Cummins, TRW, Blackstone,
SKF, TitanX Engine Cooling, WCA Hospital, and
El Greco Furniture.
Chautauqua County Office Inventory and
Average Rate, 2007-2015
2,000,000
$16.00/fs
1,800,000
$14.00/fs
1,600,000
$12.00/fs
1,400,000
1,200,000
$10.00/fs
1,000,000
$8.00/fs
800,000
$6.00/fs
600,000
$4.00/fs
400,000
200,000
$2.00/fs
0
$0.00/fs
2007 4Q
2008 2Q
2008 4Q
2009 2Q
2009 4Q
2010 2Q
2010 4Q
2011 2Q
2011 4Q
2012 2Q
2012 4Q
2013 2Q
2013 4Q
2014 2Q
2014 4Q
2015 2Q
•
Total RBA
If nicely designed, there may be an opportunity
to capture smaller business currently located on
the periphery of downtown or elsewhere in
Jamestown in downtown spaces.
Total Average Rate
Summary of Economic and Real Estate Findings and Implications
Retail
Restaurant
Hotel
Office
Housing
Overall Economic Trends and Tourism
•
There is slow population decline in the region, however Jamestown’s share in the county has
increased slightly.
•
County employment has declined slowly, but in the greater Western New York region employment is
expected to increase.
•
The regional tourist market is of modest scale and very seasonal.
•
Implications:
•
It will be important to position Jamestown as a unique, weekend destination for the region, with a
cluster of activities that visitors want. While Jamestown has several notable attractions with
national brands, they are not well-marketed nor packaged for visitors.
•
Due to economic and population growth factors in the region, Downtown Jamestown cannot rely
on growth from new demand generated by employment or population growth. Therefore, any
demand for downtown will need to be created by the development of a destination and a critical
mass of complementary activities that draws existing resident and tourist spending into the
downtown, as well as the demand created by the National Comedy Center.
Summary of Findings and Implications:
Attractions
•
There are a number of unique, modest sized, and high
quality attractions in Jamestown that are not wellmarketed nor located in central downtown. These
include attractions that are authentic or have connection
to Jamestown history such as the Roger Tory Peterson
Center and the Robert Jackson Center. There may be
opportunities to partner with such attractions to bring
programming downtown.
•
The legacy of furniture building in Jamestown could be
an important opportunity for a retail /corporate visitor
center oriented attraction.
•
The river is an important centerpiece for creating
broader visitation destination.
•
There needs to be more regularly scheduled, frequent
active programming for Downtown Jamestown and the
river park.
•
The tourist / excursion train to Buffalo should be a long
term priority.
•
The goal of a tourism strategy should be to extend
length of stay in order to create demand for overnight
stay. Jamestown needs to become greater than the
sum of its parts, piecing together multiple attractions,
programming, downtown restaurants /shopping and nice
urban design to create a destination package
Summary of Findings and Implications:
Retail & Restaurant
•
County wide total and per capita retail and restaurant
spending has been increasing at a pace greater than
inflation, which is especially true for restaurant spending with
particularly strong growth.
•
Jamestown is an existing hub for the restaurant market with
a significant number in a concentrated area. New
destinations include Landmark Restaurant, Havana Café and
Pizzeria and others.
•
The National Comedy Center will generate additional
demand, particularly for restaurant and dining
establishments. This should include the microbrewery that
has been discussed, in addition to other types of restaurants
such as an artisan hamburger location, brunch location,
specialty foods (i.e. cheese, cupcakes, chocolate, etc.)
•
Retail presents somewhat less of an opportunity – retail
outlets are already fairly scattered within Jamestown, and
the downtown does not have a significant concentration.
However, there may be an opportunity for tourism based
specialty destination retail, such as an antique mart (antique
shopping is one of the top visitor activities).
•
The current hub of retail activity is east of Washington Street.
It will be important to develop connecting retail or other
pedestrian connections from the NCC site to this part of
downtown on 2nd and 3rd Streets
Summary of Findings and Implications Hotel
•
Countywide hotel performance is modest, with
relatively low occupancy rates and average daily
rates, although this may be in part due to a large
number of older hotels in the inventory.
•
Our research indicates that downtown Jamestown
hotels perform better.
•
Some new demand possible with the National
Comedy Center, but this is not likely to exceed
amount in new proposed Double Tree
•
Any additional hotel (beyond the proposed
Doubletree) needs to be small-scale, differentiated
product, with either theming (e.g. birding, river
orientation, etc.) or able to create its own demand
(e.g. conference, etc.)
Summary of Findings and Implications Housing & Office
Housing
•
Population growth is slowly declining, but there appears
to be demand for downtown housing in Jamestown.
Most newer housing projects in Jamestown, while small
scale, have very high occupancy rates and are
performing well. These developments have a mix of
tenants, from young professionals to seniors.
•
Additional amenities would help support additional
housing demand downtown, i.e. small quality grocery
store with prepared meals, coffee shops, greater mix of
restaurants, etc.
•
Strategy for downtown should include additional housing
in mixed-use buildings with retail on ground floor.
Office
•
There is significant inventory in upper floors of buildings
in downtown Jamestown. However, most are not in
good physical condition and do not reflect current office
standards.
•
Historic buildings are a unique opportunity to provide
more contemporary space in a charming historic setting,
but will require subsidy to renovate and develop.
•
It’s important to also retain existing tenants. With better
spaces and amenities, downtown Jamestown will likely
be able to attract businesses from other locations.
Summary of Findings and Implications
– Other Findings
•
Developers and other stakeholders indicate a
general “buzz” and excitement for downtown
Jamestown with a notable uptick in activity and
projects.
•
Subsidies and incentives to develop downtown are
available and essential to make the economics work
for retail and residential project. There are also
developers who are interested in helping develop
downtown Jamestown.
•
Downtown has poor wayfinding and connectivity
between destinations, making it difficult for visitors to
increase length of stay.
•
The relatively short season for activity, including long
winters and lake activity during the summer, are a
challenge.
•
The Jamestown Community College is unique in its
provision of dorm housing to students. Connections
should be made to draw students downtown.
Analysis and Recommendations: Strategy Matrix
Category
Short
Retail &
Restaurant



Medium
Long

Brewery project with indoor and outdoor space
Arena site retail + marquee signage
Additional 1 to 2 restaurants and/or specialty
food outlets (see detailed tenant category
recommendations in next section)
Plan for food hall


Antique mart in Furniture Mart +

corporate visitor center for El Greco
and/or other furniture industry
companies
Small grocery store
Additional retail and restaurants
Office

Retain existing tenants in the downtown

One mixed use office project
Housing

One additional mixed-use housing project

Additional housing project
Hotel

Focus on retention of Doubletree

Possible opportunity for boutique

themed destination hotel / riverfront
resort hotel
Riverfront recreation activities (i.e. 
kayaking rentals / guided kayak trips
to lake, swan boat rentals / guided
tours, living history guides, natural
habitats)
Waterscreen show / fireworks show
on the river
Riverfront dining opportunity

Consider / begin planning for
second gate nature / bird themed
attraction on river; or “pop up”

attraction with programming from
Peterson Center
2nd Street New Streetscape – trees 
and plaza at NCC

Riverfront
Development
Activate riverfront area, including Comedy Park, 
with programming. Examples could include:
Shakespeare on the River, natural habitat
programming partnering with Peterson Center,
lightshow @ Power Station

Attractions


National Comedy Center
Set up mechanism for frequent, regularly
scheduled programming downtown
Urban
Design



Continue 3rd Street Streetscape to west/arena
Traffic calming on major N-S streets
Arena site marquee signage





Boutique movie
theater
Student housing
Boutique hotel /
riverfront resort hotel
Second gate
attraction – bird /
insect attraction
Excursion train to
Buffalo
Second gate nature /
bird themed attraction
Develop south side of
river
Tenant Category Assessment and Recommendations
The goal of new retail and restaurant tenants should be to help position Jamestown as a premier
weekend destination in the western New York region and to maximize the length of stay for visitors to the
Comedy Center. AECOM advises the following strategies when recruiting new tenants:
•
Focus on independent or regional retailers and restaurants in order to offer visitors a unique and
authentic experience.
•
Focus on food categories that are in high demand and have developed unique, specialty, craft, or
artisan products (i.e. hamburgers, coffee, grilled cheese, yogurt, breweries, etc.)
•
Look for tenants that offer an experience, such as restaurant with an on-site brewery, wine tasting
rooms, a food market hall and interactive retail.
•
Encourage pre-existing tenants to expand their options. For example, encourage restaurants to
begin serving brunch or offering space for comedy shows and live music.
Lessons from Similar Towns on Tenant Selection
Corning, NY
Cooperstown, NY
• Heavy Emphasis on Finger Lakes Wine Region
despite being at least 30 minutes from this wine
region.
- Increase marketing of Jamestown’s proximity to
the Lake Erie Wine Country and bring tasting
rooms to Downtown Jamestown.
•
• Gaffer District – Popular historic downtown area
offering independent retail, a wide variety of local
restaurants of varied price points and minimal fast
food options.
- The unique dining and retail options of the Gaffer
District encourage tourists to visit more than just
the Glass Museum. Downtown Jamestown could
become a similar district.
Gaffer District-Corning, NY
•
Emphasizes being “America’s Most Perfect
Village,” which entices people who are
interested in more than the Baseball Hall of
fame by offering unique experiences through
independently owned retail and restaurants.
– Encourage locally and regionally owned
tenants to locate in Downtown Jamestown
in order position the city as a unique,
attractive weekend destination.
Offers several waterfront dining options on Lake
Otsego, emphasizes the romantic ambiance of
these locations making Cooperstown an
appealing getaway destination for couples.
– Take advantage of sites with a view of the
river to build restaurants that can offer
waterfront dining in order to increase the
appeal of Jamestown as a weekend
getaway for couples or people celebrating
special occasions.
, NY
Burgers
Name
Headquarters
# of Locations
Franchise
Average Price
Option
Bareburger
Queens
27 (National &
International)
Yes
$$ ($11-$30)
American Burger
Co.
Charlotte, NC
5 (NC, NY)
No
$ (Under $10)
Smashburger
Denver
300 (National)
Yes
$ (Under $10)
BurgerFi
North Palm
Beach, FL
70 (National)
Yes
$$ ($11-$30)
Type
Description
Upscale Fast Organic burgers with unique toppings and an
Casual
offering of exotic patties like elk, ostrich, wild
boar and quinoa. This casual restaurant with
an edgy vibe puts an emphasis on artisan
food makers and sustainable products.
Rapidly expanding nationally and
internationally
Fast Casual American Roadside Burgers is a tribute to the
American roadside burger stands of the past.
Uses high quality ingredients to make classic
burgers as well as chicken sandwiches, mac
& cheese, milkshakes and other assorted
comfort foods.
Fast Casual Classic burger restaurant but unique in that
the burgers are "smashed" while cooking for
better flavor. Rapidly expanding on the East
Coast, plan to open 23 locations in upstate
NY
Upscale Fast A premium chain that sells burgers made
Casual
from Angus beef and puts an emphasis on
fresh ingredients and hand made condiments.
Has a hip vibe and offers craft beer and wine
on the menu. Opening in Albany
Sweets
&Boutique
Market
Name
Federal Donuts
# of
Franchis
Headquarters Locations e Option Average Price
Type
No
$ (Under $10)
Fast Casual
Philadelphia, PA 5
DiCamillo Bakery Niagra Falls, NY 5 (all in
Western
NY)
No
$$ (Moderate)
Casual Café/
Market
Since 1920 DiCamillo Bakery has been
nationally recognized as one of the
finest Italian gourmet bakeries. Offers
coffee, pastries, pizza & a gourmet
Italian market.
Market
A neighborhood market with quality
produce, dry goods and meats. Offers
a salad bar and Chef prepared takeaway foods that would be perfect for
people who wish to have a picnic in
Downtown Jamestown
Constantino's
market
Cleveland, OH
3
No
$$$ (Pricey)
Mitchell's Ice
Cream
Cleveland, OH
8
No
$ (Inexpensive) Ice cream
Description
Wildly popular Philadelphia food
concept of a casual takeaway
restaurant offering only coffee, fried
chicken and donuts; huge visitor
appeal. No locations outside of
Philadelphia yet.
An ice-cream shop that focuses on
local ingredients to make delicious
gourmet ice-cream, sorbets and
shakes.
Coffee
Shops
Name
Finger Lakes
Coffee Roasters
Gimme Coffee
Spot Coffee
Rising Star Coffee
Roasters
Franchis
Headquarters # of Locations e Option Average Price
Victor, NY
7 (All in NY)
N
$ (Under $10)
Type
Café
Description
High quality coffee and fresh pastry
offerings in a comfortable café setting.
New York
7 (all in NYC or
upstate NY)
N
$ (Under $10)
Fast Casual Hip coffee shop boasting "farm to cup"
beans and artisanal roasting
Buffalo
9 (all in NY)
Y
$ (Under $10)
Fast Casual Designed to be comfortable gathering
places for the local community while
offering high quality coffee, pastries
and light meals. Puts emphasis on
designing a space that reflects the
neighborhood and surrounding area to
avoid having a corporate feel.
Cleveland
2 (all in
Cleveland but
looking to
expand)
N
$ (Under $10)
Café
Offers unique brewing options and
knowledgeable baristas creating coffee
with beans from their small batch
roastery.
Breweries &
Wineries
Franchise
Name
Headquarters # of Locations
Option
Average Price
Ellicottville Brewing Ellictoville, NY
2
N
$$ ($11-$30)
Co.
Type
Casual
Southern Tier
Lakewood, NY
1
Y
$$ ($11-$30)
Casual
Pearl Street Grill &
Brewery
Buffalo, NY
Part of a group
that operates 3
restaurants, a
catering
company and
two hotels
1
N
$$ ($11-$30)
Upscale Casual Traditional American food paired with a full
bar and extensive beer list, including their
own brews. Strong emphasis on Buffalo
history in décor and ambiance.
N
$$ (Moderate)
Upscale
Mazza Chautauqua Westfield, NY
Cellars
Western New York Chautauqua
Wine Trail, Lake Erie County, NY
Wine Country
N
Upscale
Description
Regional brewery with attached restaurant
offering American and comfort food. Offers
room for events and holds multiple tasting
events per month.
Regional brewery with attached tasting
room and restaurant. Has expressed
interest in opening a location in Jamestown.
Winery, brewery and distillery with onsite
café. Located on farmland approx. 40 mins
from Jamestown, could be a potential
partner in creating an urban tasting room for
their wines, beers and spirts from the tourist
market the Comedy Center will draw to
Downtown.
In order to give Jamestown visitors a Lake
Erie Wine County experience a tasting
room offering wines from the region could
be opened in Downtown Jamestown. (See
Family Wineries - Healdsburg, CA, Locals Geyserville, CA, Vintner’s Collective –Napa,
CA & Winery Collective - San Francisco)
Brunch &
Breakfast
Name
Barry Bagels
The Original
Pancake House
Franchise
# of
Headquarters Locations Option Average Price
Type
Toledo, OH
7 (MI, OH) Y
$ (Inexpensive) Fast Casual
Portland, OR
Juice Generation NYC
•
Description
Family run bagel shop since 1970,
offers a wide array of bagels, breakfast
sandwiches as well as lunch options,
such as soups, salads and
sandwiches.
128
(National)
Y
$$ ($11-$30)
Casual
Much loved national breakfast chain
with a popular location in Buffalo.
Known for their specialty pancakes
and crepes, offers full array of
breakfast dishes.
15 (NYC)
N
$$ (moderate)
Fast Casual
NYC Based juice bar that offers fresh
juice, cold pressed juices, acai bowls,
raw foods and healthy baked goods.
Existing restaurants should be encouraged to offer a brunch service on the
weekends.
Regional
Chains
Name
Dinosaur BBQ
Franchise
# of
Headquarters Locations
Option Average Price
Type
Syracuse, NY
10 (National) N
$$ ($11-$30)
Casual/Music
Venue
Anderson's Frozen Williamsville, NY 7 (Western
Custard
New York)
N
$ (inexspensive) Fast Casual
Melt Bar & Grilled
Cleveland, OH
6 (Ohio)
N
$$ ($11-$30)
Casual
Tom & Chee
Cincinatti, OH
33 (National) Y
$ (Under $10)
Casual
Bar 145
Toledo, OH
4 (Ohio)
$$ ($11-$30)
N
Description
Southern Style Pit smoked bbq with an
emphasis on regional draft beers. Most
locations offer live music, making it a great
experience for locals and visitors.
Western New York classic restaurant,
known for the regional specialty "Beef on
Weck" and their frozen custard. Offers a
nostalgic experience for regional
residents.
Focus is gourmet grilled cheeses and
unique beer list in a kitschy, relaxed and
memorable environment. Also offers
salads, starters and desserts.
Focus is on grilled cheese and tomato
soup and making classic comfort foods
with fresh ingredients as well as offering
gluten free, vegan and vegetarian
options.
Upscale Casual/ Ohio based gastropub specializing in
Night Club
"Burgers, Bands and Bourbon." Offers
traditional American food, with an
emphasis on burgers and turns into a
nightclub-style music venue after dinner.
Regional
Retail
Name
Fracassi Lashes
Headquarters
NYC
Giftology
Springfield, MA
Franchise
# of Locations
Option
Price Range
Type
3 ( All in NY, 1 in N
$$ (Moderate) Quick Spa
Services
Buffalo)
Description
A salon offering lash extensions, tanning,
waxing, massages and facials. Would
appeal to residents and visitors who may
wish to book a relaxing spa service.
16 (all East Coast N
& Mid Atlantic)
$$ (Moderate) Gift store
Dylan’s Candy Bar NYC
11 (National,
N
including large
cities and small
regional tourist
destinations, eg.
Telluride, CO &
Traverse City, MI)
$$ (Moderate) Candy Store "Confectionery Emporium" that is also a
lifestyle brand featuring pop art
installations to give customers the feeling
of being transported to a modern day Willy
Wonka Factory. Considers the experience
to be "retail-tainment"
Glass Bubble
Project
1
$$ (Moderate) Hand Blown Glass store and studio that features glass
Glass Store, blowing demonstrations as well as
Artist's Studio classes. Not likely to expand, however,
& Art Class offers a good example of “experiential
retail.” Successful example is Seattle's
Glassy Baby, which has expanded
throughout California and Washington.
Cleveland, OH
N
A luxury gift emporium offering home
décor, jewelry and more from locally made
products and designers. Designed
primarily for the female demographic.
Large
Chain
Retail
Name
Francesca's
Build-a- Bear
Workshop
Lush Cosmetics
# of
Location Franchis
Price
Headquarters
s
e Option Range
Type
Houston, TX
500+
No
Moderate - Clothing & Gift
Expensive Store
Overland, MO
Poole, UK
400+
800+
Yes
No
Description
An eclectic boutique with exciting
clothing, accessories and gifts.
Rapidly expanding yet continues to
create the ambiance of an
independent upscale boutique.
A toy store where customers create
a custom built stuffed animal on site.
A fun interactive experience for
children and adults.
Moderate
Interactive Toy
Store
Moderate
Beauty products with an emphasis
on organic, sustainable ingredients.
They emphasize their ethics and do
not test on animals, support
humanitarian causes and protect
Beauty Products the environment.
Food Hall Marketplace Examples

Pike’s Place Market, Seattle, Washington

Ferry Building Marketplace, San Francisco, California

Eataly, New York City, New York

Sweet Auburn Curb Market, Atlanta, Georgia

St. Lawrence Market, Toronto, Ontario

The Market Hall, Seattle, Washington

Portland Mercado, Portland, Oregon

Liberty Public Market, San Diego, California (opening
summer 2015)

Ponce City Market, Atlanta, Georgia (opening fall 2015)

The Cigar Factory, Charleston, South Carolina (opening
summer 2015)

Latincity Food Hall, Chicago, Illinois (opening fall 2015)

James Beard Public Market, Portland, Oregon (reported to
open 2018)
41
Upscale Food Hall Marketplace
Locale Market – St. Petersburg, FL
A curated neighborhood grocery experience opened in 2014. Visitors can shop for
artisan crafted foods, wine & beer, prepared foods and enjoy Farmtable, a
restaurant led by acclaimed chef, Michael Mina.
Historic Food Hall Marketplace
North Market – Columbus, OH
Authentic public marketplace house in historically significant building, expands
outdoors in good weather. Home to local venders of fresh produce, meats, seafood,
baked goods and prepared foods.
Casual Food Hall Marketplace
Rockridge Market Hall – Oakland, CA
European style market place with eight individual food and flower shops, including
a bakery, coffee shop and butcher. Intended to be a gathering place as well as a
walkable alternative to a big box grocery store. Offers prepared foods as well as an
upscale dine-in option, Oliveto.
National Chain Retail Tenants
The following slides list the tenants of large entertainment districts in the United States. While
AECOM advises Jamestown to focus on cultivating independent retailers and restauranteurs, the
mix of retail, dining, and entertainment tenant types within these large entertainment districts
provides context for the types of tenants that typically locate near entertainment venues. We
have highlighted tenants, shown below, that represent the type of tenants that may be useful to
consider for Jamestown.
• Menchie’s Yogurt
• Karl Strauss Brewing
• Jillian’s (Games, Bowling &
Dining)
• Jody Maroni’s Sausage Kingdom
• The Crepe Café
• Ben & Jerry’s
•
•
•
•
•
•
Jamba Juice
Francesca’s Collections
Lush Cosmetics
Patina Restaurant Group
Haagen-Dazs
Build-A-Bear
Universal City Walk
Orlando Tenants
Dining
The Cowfish
Type
Sushi Burger
Bar
Element
Retail
Vivo Italian Kitchen
Upscale Italian Fossil
Antojitos Authentic Mexican Upscale
Food
Mexican
Fresh Produce
Red Oven Pizza Bakery
Casual Italian The Island Clothing Store
Hot Dog Hall of Fame
Casual
P!Q
Emeril's Restaurant Orlando Upscale Cajun Quiet Flight Surf Shop
Casual
Hart & Huntington Tattoo Shop
Jimmy Buffet's Margaritaville Caribbean
Hard Rock Café
Casual
Bob Marley - A Tribute to
Entertainment &
Freedom
Caribbean
Cuisine
Bubba Gump Shrimp
Unique Themed
Company
Dining
NBA City
Unique Themed
Dining
Fast
Sandwiches
BreadBox
Menchies Yogurt
Frozen Yogurt
BK Whopper Bar
Fast Food
Moe's
Fast Mexican
Panda Express
Fast Food
Fusion Bistro Sushi & Sake Casual
Japanese
Bar
Cold Stone Creamery
Dessert
Starbucks Coffee
Coffee Shop
Type
Apparel
Nightlife
Pat O'Brien's
Accessories
Apparel
Apparel
Gifts & Toys
Apparel
Apparel & Gifts
Type
New Orleans'
Style Dueling
Piano Bar
Universal City Walk
Los Angeles Tenants
Dining
Type
Retail
Type
Bubba Gump Shrimp Co.
Buca Di Beppo
Unique Themed Dining
Casual Italian
Abercrombie & Fitch
ANGL
Apparel
Apparel
Hard Rock Café
Casual American
Element
Apparel
Johnny Rockets
Karl Strauss Brewing
Casual American
Casual Brewery
Francesca's Collections
Guess
Apparel & Gifts
Apparel
Jillians (Games, Bowling, & Dining)
Casual
Lids
Apparel
The Flame Broiler
Fast Casual Rice Bowls
SCENE
Eyewear
Tony Roma's
Casual American
Skechers
Shoes
Jody Maroni's Sausage Kingdom
Fast Casual Sandwiches
Collectibles
Subway
Fast Food Sandwiches
Magnet Max
Things From Another World (Comic
Book Store)
Print
The Crepe Café
Fast Casual Crepes
It's Sugar
Candy & Gifts
Saddle Ranch Chop House
Casual American
Lush Cosmetics
Beauty Products
Samba Brazilian Steakhouse & Lounge
Upscale
Popcornopolis
Snacks & Gifts
Wasabi at City Walk
Wolfgang Puck Bistro
Hollywood Pizza & Gelato
Casual Japanese
Casual
Fast Casual
Billabong
Flip Flop Shop
The Los Angeles Sock Market
Apparel
Footwear
Apparel
KFC Express/Pizza Hut Express
Pink's Famous Hot Dogs
Fast Food
Fast Food
Hot Topic
Upstart Crow
Apparel & Gifts
Books
Panda Expres
Ben and Jerry's
Jamba Juice
Cinnabon
Coffee Bean & Tea Leaf
Starbucks
Wetzel's Pretzels
Fast Food
Dessert
Juice Bar
Dessert
Coffee Shop
Coffee Shop
Snacks
Zen Zone
Quick Service Spa
Nightlife (Universal
City Walk)
Howl at the Moon
Type
Dueling Piano Bar
Downtown Disney
Tenants
Dining
Catal (Patina Restaurant
Group)
Type
Upscale
Naples Ristorante e
Pizzeria (The Patina
Restaurant Group)
Upscale Pizza Fossil
Apparel and
Accessories
Tortilla Joe's (The Patina
Restaurant Group)
Upscale
Mexican
Shoes
Taqueria (The Patina
Restaurant Group)
Casual Dining Sunglass Hut
Jamba Juice
Fast Casual
Juice
Fast Casual
Fast Casual
Sandwiches
La Brea Bakery Café
Earl of Sandwich
Rainforest Café
Haagen-Dazs
Wetzel's Pretzel's
Starbucks Coffee
Retail
Build a Bear Workshop
Sanuk
Type
Interactive
Toy Store
Nightlife
House of Blues
Eyewear
Unique
Themed Dining
Fast Casual
Ice-cream
Snacks
Coffee Shop
Type
Casual Dining
and
Entertainment
Development Recommendations
Priority sites for development and/or
tenants include:
•
Aviation Museum site at the
northeast corner of Main and 3rd
•
City parking structure at the
southwest corner of Main & 2nd
•
Renaissance Building, parking lot
and the 3 small retail storefront
buildings on 3rd Street
•
Office building on 3rd Street and the
parking lot next to Shawbucks
•
Furniture Mart building
•
Arena site across from NCC
Priority tenants types:

Brewery with indoor/outdoor space

Restaurant with breakfast/brunch
service, possibly with a themed
“comedy brunch” in conjunction with
the NCC

Café / coffee shop

Artisan hamburger or similar restaurant

Food Market Hall project
Ellicottville Brewing Co.
Physical and Urban Design Analysis and
Recommendations
Key Development Sites
1.
River Park (North & South Bank)
2.
South Bank re-development opportunity sites
3.
Viking Building Performance/ creative office space)
4.
Furniture Mart Building & Parking (4b) - showrooms,
creative office, etc.
5.
Aviation Museum - Consolidated development block
6.
Arena in-fill/landmark site
7.
City Parking Structure - full site new development
8.
Brewery building
9.
Comprehensive development opportunity
10. Parking structure and active street-level uses
11. Urbanize Street front @ hotel
12. North Bank development site
3
1
1
5
8
10
6
2
9
4
3
1
1
12
2
Key Development Sites
7
4b
Physical and Urban Design Analysis
and Recommendations
Key Waterfront Design Strategies
1.
Connect to the river
2.
Develop a rail connection with a programmed
experience
3.
Develop a ‘river walk’ trail
4.
Develop a comprehensive active ‘water plan’ for
the river and lake (ECO tours, kayaking,
paddleboats, dinner/floating restaurant,
educational programs, fishing, etc.)
5.
Develop a waterfront restaurant
6.
Create a compelling South Bank District(lighting
program for the power station, new hotel, local
& visitor experiences, events, etc.)
7.
Create an Events Park (concert
lawn/amphitheater)
8.
Develop a new waterfront attraction (bird or
nature themed)
2
1
7
8
3
4
5
6
Key Waterfront Design Strategies
Physical and Urban Design
Analysis and Recommendations
Key Downtown/Urban Design Strategies
1.
Connect N-S Streets to the river
2.
Expand 3rd Street street-calming &
streetscape to the west
3.
Develop a Streetscape plan for 2nd Street
and a piazza in front of the Comedy
Museum
4.
Create an ICONIC landmark on 2nd Street
for the Museum and Arena District (vertical
lighting & signage, street bar/café)
1
1
1
2
4
Key Downtown/Urban Design Strategies
2
3
3rd Street
Looking East at
Main Street
• Redevelop
northeast corner
lot in
conjunction with
the entire block
• New marquee or
signage element
for Lucy Desi
building
• Active ground
floor retail
3rd Street Looking
West
• Develop an ICONIC
marquee or signage
element at the arena
• Continue Streetscape
on 3rd St.
• Redevelop single story
storefronts in
conjunction with historic
structure reuse
• Active ground floor
retail
2nd Street Looking
West
marquee or signage
element
• Widen Sidewalk
• Develop Streetscape
on 2nd St.
• Plaza in front of NCC
• Structured parking on
corner lot
• Active ground floor
retail
SE Corner Arena Site
Looking West
marquee or signage
element
• In-fill corner with a new
café or sports bar
• Curbless Plaza in front of
NCC
• Provide infrastructure for
out-door events and festive
lighting
Renaissance Building Considerations
Due to the proximity of the Renaissance
Building to the NCC, AECOM
recommends the following types of
tenants:
•
Upscale casual restaurant
•
Brewery with a Jamestown Visitor’s
Center (but needs outdoor space)
•
Restaurant with entertainment
options, such as live music or a
comedy show
Furniture Mart Building Considerations
This historic structure boasts fantastic river views and
offers significant opportunities for unique development.
This project would require major renovation on the
façade in order to allow more light in. The site allows for
adjacent parking, rather than requiring a costly structure
to be built. The following types of tenants would be well
suited to this structure:
•
Brewery & restaurant with river views, 1st & 2nd
levels
•
Food Market Hall
•
Antique Mart
•
Classrooms
•
Visitor’s Center
•
Galleries, showrooms & artists studios
Analysis of Other Key Buildings
and Sites
Former Viking Social Club, #318 Washington Street
• High visibility on Washington Street
• Limited street frontage in current configuration
• Contributing historic structure
• X2 Kitchens (level 2&3), refrigeration unit
• Basement access from alley
Recommendation:
Suitable for “creative office space”, night-club or other
special use/s
Analysis of Key Buildings and Sites
“Furniture Mart Building”, #111 W 2nd Street
• High visibility on Washington Street
• Adjacent to future addition @ NCC
• Large floor plates (dark interiors)
• Limited fenestration
• Great river views from South Face
• 2nd St. Street frontage should be activated
Recommendation:
Suitable for office space, warehouse, showrooms, etc.
“Sweet Heart Storefront”, #103.5/105 W 3rd Street
• High visibility on 3rd Street
• Important frontage to be activated
• Poor overall condition
• NOT contributing historic structure
Recommendation:
Demolish all x3 smaller buildings, suitable for street-level
retail/restaurants, multi-story residential above, consolidated
development opportunity with adjacent buildings on the block.
“Residential, Housing Authority”, #100 -112 W 3rd Street
• High visibility and Central location on 3rd Street
• Adjacent to future addition @ NCC
• Challenged by adjunct/adjacent uses/tenants
• 3rd St. Street frontage should be activated
Recommendation:
Residential, Student Housing
M&T Bank Building #268-10 E 3rd Street
• High visibility and Central location on 3rd Street
• “100% Corner of Jamestown”
• Large floor plates
• Challenged by lobby configuration for independent uses
Recommendation:
Ground floor-Upscale F&B (Restaurant and/or Boutique
grocery), upper levels (TBD)
“Renaissance Center”, #115 -121 W 3rd Street
• High visibility and good location on 3rd Street
• Close proximity to NCC
• Large floor plate with mezzanine level (office at rear
• Contributing historic structure (TBC)
• Good neighbor for adjunct/adjacent uses/tenants
Recommendation:
High-traffic Storefront retail/24 hour use
East 1st Street Buildings
• High “character district”
• Authenticity (brick materials, working class heritage)
• Contributing/historic structure
• Challenged by cost of adaptive reuse
Recommendation:
High-value creative live-work/loft space, creative
office/incubator business spaces.
General Limiting Conditions
Every reasonable effort has been made to ensure that the data contained in this report are accurate as of the date of this
study; however, factors exist that are outside the control of AECOM and that may affect the estimates and/or projections
noted herein.
This study is based on estimates, assumptions and other information developed by AECOM from its independent research
effort, general knowledge of the industry, and information provided by and consultations with the client and the client's
representatives. No responsibility is assumed for inaccuracies in reporting by the client, the client's agent and
representatives, or any other data source used in preparing or presenting this study.
This report is based on information that was current as of August 2015 and AECOM have not undertaken any update of its
research effort since such date.
Because future events and circumstances, many of which are not known as of the date of this study, may affect the
estimates contained therein, no warranty or representation is made by AECOM that any of the projected values or results
contained in this study will actually be achieved.
Possession of this study does not carry with it the right of publication thereof or to use the name of "AECOM" in any manner
without first obtaining the prior written consent of AECOM. No abstracting, excerpting or summarization of this study may be
made without first obtaining the prior written consent of AECOM or CHA. Further, AECOM has served solely in the capacity
of consultant and has not rendered any expert opinions.
This report is not to be used in conjunction with any public or private offering of securities, debt, equity, or other similar
purpose where it may be relied upon to any degree by any person other than the client, nor is any third party entitled to rely
upon this report, without first obtaining the prior written consent of AECOM.
Any changes made to this study, or any use of the study not specifically prescribed under agreement between the parties or
otherwise expressly approved by AECOM, shall be at the sole risk of the party making such changes or adopting such use.
This study is qualified in its entirety by, and should be considered in light of, these limitations, conditions and considerations.

Downtown Jamestown Economic Development

Transcription

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